We have several live deals across the South and Midwest — each with clear paths to strong cash flow and equity. Each deal is also provides an affordable housing solution. Here's where we stand and what we need to unlock full momentum.
Three single-family homes post-renovation, rented out, and stabilized on long-term DSCR financing. Running smoothly. No capital needed at this time. These are the proof-of-concept — buy, renovate, rent, refinance, repeat.
Upscale Oklahoma City suburb. Acquired "subject to" the seller's existing 3.25% mortgage. Co-living strategy with 4 professional roommates generating strong cash flow from cheap cost of money. Now it's time to cash out the seller. About $50k needed — $30k by 5/7/2026 is time-sensitive. We can structure as equity partnership or secured debt (promissory note + deed of trust).
Two parcels: a 4-plex, two duplexes (all 1BR), and a 3BR SFH — all adjacent to the town's school campus. Built in the 1940s–50s, with significant value-add potential through targeted renovations. Submetering individual water lines underway to boost marketability and ARV. Banks have been unable or unwilling to lend, despite over $7,000+ gross monthly rents post-renovation. $50–75k needed. Contractor is ready. Short-term money partner or long-term credit partner welcome. BTW, we love this little town, and we'd be happy to keep buying more in the area.
Acquired "subject to" at nearly $0 down with a 3% interest rate and a $489/mo payment covering PITI. 1,200 sq ft, 2BR (easily converted to 3BR), big wooded hill out back, and 1 mile from a private Arkansas River boat launch. Traditional rental: $1,500+/mo. Sober living potential via a relationship with Stepping Stones operator Joseph Cruz: $3,600/mo gross at $600/bed × 6 beds. About $40k needed for renovation. Low holding costs — not urgent, but the upside is significant.
4 co-living roommates
Locked in via subject-to
$50K cash-in
Post-renovation
Cold call, no MLS, no bidding war. Seller called back because she felt Tabitha genuinely cared.
Deep clean, paint, and electrical upgrades. The Powondra kids helped every step of the way.
City water work killed curb appeal twice. We switched to co-living, furnished the rooms, and cash flow jumped.
Energy, aviation, and gov't economy. Strong rents, affordable entry — one of the best risk-adjusted markets in the US.
4-plex + 2 duplexes + 1 SFH across 2 parcels
Projected post-renovation gross income
After renovation, triple the current mortgage payment
We have multiple units ready for rehabs now.
This project sits in a town with real housing-affordability pressure, right beside the public school campus — a location that guarantees steady tenant demand. Even after renovations, rents will come in under $1,000/month, making this a genuine community solution that also generates outsized returns for investors.
The 1940s–50s buildings have been neglected — which means every improvement forces equity. Submetering the shared water lines is already underway. With a contractor ready to move the moment materials are funded, the path from current condition to stabilized income property is clear and short.
Traditional bank financing hasn't been available here — which is exactly why the opportunity exists. The gap between what it takes to get this done and what the market will reward is enormous.
The Hartman property is one of those quietly compelling situations that shows up rarely. Acquired subject-to at a 3% rate with a $489/month payment — that's it, taxes and insurance included — on a 2BR home one mile from a private Arkansas River boat launch, backed by wooded hills. The holding costs are so low, this deal practically babysits itself while we decide the highest and best use.
The traditional rental path returns $1,500+/month. But the sober living path is where this gets exciting. Joseph Cruz, founder and operator of Stepping Stones next door, serves approximately 40 post-rehab residents committed to sobriety and rebuilding their lives. He's already expressed interest in acquiring the home — calculating roughly $600/bed × 6 beds = $3,600/month gross. That's a 7x+ multiple on the monthly payment.
Big picture: sober living is an underserved, mission-driven asset class with real revenue potential. A passionate, capable operator like Joseph is the key ingredient. We intend to cultivate this relationship and scale — finding him additional housing for mentors, leadership, and transitional family support.
Monthly PITI payment — that's your entire holding cost
Traditional rental income projection
Sober living gross revenue at 6 beds × $600/bed
Estimated renovation budget needed to unlock full potential
We're not casting a wide net. We're reaching out to a short list of high-caliber people — friends, former colleagues, trusted contacts — who understand the game, bring capital or ideas or hustle, and are genuinely exciting to work alongside. We get to be picky, and we intend to be.
If this resonates with you — if you see the wave forming the way we do — the next step is simple. Jump on a call or a Zoom. Ask hard questions. We love that. We'll walk you through every deal, every number, every strategy. And if it makes sense for both sides, let's get to work.
You made it this far? That's awesome. Let's have a call or do a Zoom — we want to know your thoughts and we're excited to get the party started.
— Perry Powondra